Location: Pembroke Falls (Monterrey Model)
Price: $899,999
Beds/Baths: 4BR / 3BA + Den
Square Footage: 2,829 sq ft living | 8,978 sq ft lot
Style: One story attached home
HOA: $375/month
Flood Zone: AE, X (verify flood insurance requirements)
Year Built: 2001
Disclosure: This is not my listing. This analysis is for educational purposes to help buyers understand market value and property features in Pembroke Falls.
Listing and Photo Courtesy of Compass Florida LLC
WHY THIS ONE CAUGHT MY ATTENTION
If you've been house hunting in Pembroke Falls, you know how rare it is to find a single story, 4 bedroom home with nearly 2,900 square feet, full hurricane protection, and a completely remodeled primary bath, all under $900K in one of Pembroke Pines' premier gated communities.
This Monterrey model in Pembroke Falls represents what's currently available at this price point in the $850K–$950K range, and as one of the most popular models, it's already attracting serious attention.
What makes it notable:
Single story layout (rare for this square footage, no stairs)
2,829 sq ft of living space (true family sized home with room to spread out)
Full hurricane protection (impact sliding doors + hurricane shutters on all windows)
Completely remodeled primary bath (spa style retreat)
Gas stove in kitchen (rare in South Florida, preferred by serious home cooks)
Tankless water heater (installed 2021, never run out of hot water)
Pembroke Falls amenities (pool, clubhouse, tennis, basketball, gated security)
Most homes in this price range either lack hurricane protection, need bathroom updates, or are two story layouts. This one delivers single story convenience with modern upgrades and full storm protection.
WHAT WORKS
1. Single-Story Layout with Nearly 2,900 Square Feet
Why this matters:
No stairs, easier aging in place, better accessibility, safer for young kids
4 bedrooms + den + dedicated laundry room (flexible layout for families, remote workers, multi generational living)
Vaulted ceilings create open, spacious feel
Walk in closets throughout
Built in storage and pantry
Translation: Single story homes of this size are increasingly rare in Pembroke Pines. Most new builds at this square footage are two story. If you want one level living without sacrificing space, your options are limited and this is one of them.
2. Full Hurricane Protection Throughout
What you're getting:
Impact resistant sliding glass doors (major expense already handled)
Hurricane shutters on all windows (full storm protection)
Plantation shutters (interior style + light control)
Analysis: Impact doors run $3K–$5K per opening. Hurricane shutters for an entire home this size cost $8K–$15K. Having both already installed saves you $15K–$25K in immediate upgrades and makes insurance coverage easier to obtain.
Market impact: Today, buyers are prioritizing hurricane protection. Homes with full protection sell faster and command premium pricing.
3. Completely Remodeled Primary Bath (Spa-Style Retreat)
The listing specifically calls out a "fully remodeled, spa style primary bathroom."
What this typically means:
Separate tub and shower (listing confirms this)
Modern tile, fixtures, vanity
Updated plumbing and electrical
Contemporary finishes
Translation: Primary bath remodels run $15K–$25K depending on scope. This is already done, and it's one of the most important rooms for resale value.
4. Gas Stove + Stainless Appliances
Why this matters:
Gas stoves are rare in South Florida (most homes are all electric). If you're a serious home cook, gas gives you:
Instant heat control
Better temperature precision
Works during power outages (with manual ignition)
Plus: Stainless steel appliances throughout (dishwasher, disposal, dryer, icemaker, refrigerator, washer all included)
5. Tankless Water Heater (Installed 2021)
What you're getting:
Never run out of hot water (continuous supply)
More energy efficient than traditional tank heaters
Longer lifespan (15–20 years vs. 10–12 for tank heaters)
Already 4 years old with 10+ years of useful life remaining
Analysis: Tankless water heaters cost $2K–$4K installed. This is a premium upgrade that most homes this age don't have.
6. Pembroke Falls Community Amenities
Community features:
Gated entry with security
Resort style pool and clubhouse
Banquet hall (private events, community gatherings)
Tennis courts
Basketball courts
Master planned community with maintained common areas
School zoning:
Lakeside Elementary (A rated)
Walter C. Young Middle (A rated)
Flanagan High (B rated)
Note: School boundaries and ratings are subject to change. Verify current zoning and school assignments directly with the Broward County School Board before making purchasing decisions.
Location: Minutes to I-75, Pines Boulevard shopping, major retail, dining, and healthcare. Easy commute to Fort Lauderdale, Miami, or Broward College.
Market context: Pembroke Falls is one of Pembroke Pines' most sought after communities. Gated security, A rated elementary and middle schools, and resort amenities make it a perennial favorite for families and professionals.
7. HOA Fee Covers Extensive Services
$375/month
For a gated master planned community with these amenities, this is competitive. Comparable communities like Monterra charge $150–$371/month, but Pembroke Falls includes more extensive facilities (banquet hall, larger clubhouse, more athletic courts).
What's included:
Gated security
Cable and Internet
Pool and clubhouse maintenance
Common area landscaping
Community events and management
Tennis and basketball court upkeep
CONSIDERATIONS
1. Built in 2001 (24 Years Old)
While the listing highlights recent upgrades (tankless water heater in 2021, remodeled primary bath), buyers should verify:
AC system age and condition (HVAC systems last 12–15 years; if original, it's overdue for replacement—budget $8K–$12K)
Roof age and condition (listing doesn't mention roof age; curved S-tile roofs last 30–50 years but verify remaining life)
Plumbing condition (any issues with drain lines, water pressure, or older fixtures?)
Pool pump and equipment age (wait, there's no pool—ignore this)
Analysis: Homes of this vintage may need capital improvements within 5–10 years beyond what's already been updated. Request maintenance records during due diligence and budget for potential HVAC replacement.
2. Flood Zone AE and X
The property sits in flood zones AE and X.
What this means:
Zone AE typically requires flood insurance if financing (could add $800–$2,000+ annually)
Zone X does not require flood insurance
Action item: Verify the exact flood zone designation with your lender and insurance agent. Get a quote before making an offer as this could significantly impact your monthly costs.
3. HOA Required + Approval Process
Like all gated communities, Pembroke Falls requires:
HOA membership (non negotiable)
Association approval before closing
Application fee (verify amount with listing agent)
Also confirm:
Any rental restrictions (if you plan to lease the property in the future)
Move in/move out fees
Parking restrictions (listing notes "driveway parking" but verify guest parking rules)
4. Property Taxes Reflect No Homestead Exemption
Current taxes: $14,265 annually (2025)
This is based on no homestead exemption. If you're a Florida resident and this will be your primary residence, you can apply for homestead exemption and reduce your annual taxes by approximately $2,500–$3,500.
Estimated taxes with homestead: $10,700–$11,800 annually ($892–$983/month)
5. No Pool
Unlike many homes at this price point in Pembroke Falls, this property does not have a private pool.
Trade-off:
Pro: Lower maintenance costs, no pool equipment to replace, access to community pool
Con: If private pool is a must have, this isn't your home
Market impact: Pool homes in Pembroke Falls typically sell for 5–10% more than non-pool homes of similar size. At $899,999 without a pool, this home is priced competitively but may face resistance from buyers who want private pool access.
6. Priced for Quick Sale—Why?
The listing specifically states "Priced for a quick sale, rare opportunity in Pembroke Falls."
What this could mean:
Sellers are motivated (job relocation, estate sale, financial pressure)
Price is intentionally set below market to generate multiple offers
Property has been sitting longer than expected (though DOM shows only 3 days)
Buyer perspective: This language suggests room to negotiate but verify the seller's actual motivation before assuming desperation. They may just be pricing aggressively to move fast.
MARKET ANALYSIS
Recent Comparable Sales in Pembroke Falls (4BR, similar size):
Single story homes 2,700–3,000 sq ft: $850K–$950K
Homes with full hurricane protection: Selling at higher end of range
Larger lots (8,500+ sq ft): Command 3–5% premium
Updated primary baths: Selling faster and at or above asking
Pool homes: Typically +5–10% over non-pool homes
This Property's Position at $899,999:
Priced at the higher end for a non pool home
Single-story layout + hurricane protection + remodeled bath = premium features
Larger lot (8,978 sq ft) vs. typical 7,000–8,000 sq ft lots
At $318/sq ft, pricing is competitive for updated, single story homes in gated communities
Market observation: Pembroke Falls inventory moves quickly when homes are priced correctly and show well. The "priced for quick sale" language suggests seller motivation and serious buyers should act fast.
AFFORDABILITY ANALYSIS
Purchase Price: $899,999
Down Payment (20%): $180,000
Loan Amount: $720,000
Interest Rate: 6.22% (current average 30 year fixed)
Estimated Monthly Payment Breakdown:
Principal & Interest: $4,420
Property Taxes (with homestead): $892–$983 ($10,700–$11,800 annually estimated)
Homeowners Insurance: $600–$800 (Florida rates, includes wind/hurricane)
Flood Insurance: $800–$2,000 (if required based on Zone AE financing)
HOA: $375
Total Monthly Cost: $7,087–$8,578
Income requirement (28% front-end ratio): $303,000–$367,000 annual household income
Income requirement (conservative 25% ratio): $340,000–$412,000 annual household income
Note: Flood insurance could significantly impact affordability. Get a quote before making an offer. If you can avoid financing requirements or the home is in Zone X, you may be able to skip flood insurance entirely.
BUYER PROFILE ANALYSIS
This property may appeal to:
✓ Buyers seeking single story living without sacrificing space
✓ Those prioritizing hurricane protection (impact doors + shutters)
✓ Buyers who value A rated schools (Lakeside Elementary, Walter C. Young Middle)
✓ Families needing flexible layout (den can be office, playroom, or 5th bedroom)
✓ Those wanting gated community amenities without private pool maintenance
✓ Buyers valuing Pembroke Falls' location and established community
✓ Remote workers needing dedicated office space (den is perfect)
EDUCATIONAL TAKEAWAYS
What this property teaches about the $850K–$950K market in Pembroke Pines:
Single story homes of this size are rare—Most new construction at 2,800+ sq ft is two story; if you want single level, expect to pay a premium or buy resale
Hurricane protection matters—Buyers are paying attention post recent storms; full protection sells faster
Primary bath updates drive value—Remodeled primary baths are one of the highest ROI upgrades for resale
Gas stoves are a differentiator—Rare in South Florida, appeals to serious home cooks
HOA fees reflect amenity value—$375/month for resort-style pool, clubhouse, tennis, basketball, and gated security is competitive
Flood zones impact costs—Always verify Zone AE insurance requirements; could add $800–$2K/year
"Priced for quick sale" language signals motivation—But verify actual seller circumstances before assuming desperation
No pool = lower price point—Pool homes in Pembroke Falls command 5–10% premium; this is priced accordingly
Disclaimer: This analysis is for educational purposes only and does not constitute a formal appraisal, property recommendation, or guarantee of value. Property information is based on public records and listing data, which may contain inaccuracies. Prospective buyers should conduct their own due diligence, including professional inspections and independent market analysis.
